Updated: October 12, 2018

Boston conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Boston

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Boston for the legal work for a home sale or purchase.

Do Boston conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Boston work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your quote explains all fees and disbursements you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like telegraphic transfer fees or Stamp Duty Land Tax (SDLT).

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Boston cost in total?

Boston conveyancing fees will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, council search fees will vary and specific extra searches, such as a flooding search, may be necessary.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. For a standard sale or purchase, what we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Boston

The conveyancing for a home purchase will require a Boston conveyancing solicitor to consider a wide range of issues. Examples of such factors are defective property title (e.g. grant of reservation of rights) and the future saleability of the property.

The buyer's lawyer will report their findings back to the buyer and the lender (where there is a mortgage), deal with any legal problems and register the title in the new owner's name.

This section offers invaluable advice for people who want conveyancing solicitors in Boston for a purchase.

Your Boston conveyancing solicitor must be lender-approved

Before selecting a Boston conveyancing solicitor, it is paramount that you confirm that they are on the panel of your mortgage lender, whether you are taking out a mortgage from Halifax, Hampden & Co or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies are only prepared to work with a restricted group of legal practices that meet strict criteria.

Under these circumstances, the lender will require a different law firm to complete the legal work, and you will be expected to pay this substitute solicitor's fees. Adding another solicitor to the process can delay the whole purchase.

Failing to check the lender panel status of your conveyancing solicitor can frustrate the process.

Our conveyancing solicitors are on the panel of all mortgage lenders.

Searches (Boston Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by Boston conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More pertinent searches, such as a tin mining search or a more detailed plan search, may also be referred to following the initial searches.

Purchasers can expect to wait around 10 weeks for property searches supplied by Boston Borough Council. Your solicitor will instead apply for personal searches, which are usually faster.

Finding planning permissions

Official Entries (or 'office copies') will also be sourced from the Land Registry by your conveyancing solicitor, assisting with the identification of any potential issues. Examples of these include restrictions that limit alterations or a difference between the agent's floorplan and the title plan.

Boston Borough Council Council Tax

As a homeowner in Boston, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Band B, for example, would owe annual council tax of £1,315.

Boston conveyancing solicitors will inform the purchaser of the home's council tax band as soon as they are made aware.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £986.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or where an occupation is prohibited by law such as a compulsory purchase order. A house or flat constructed after 1991 is assessed by the Valuation Office Agency (VOA).

Band Boston Borough Council Tax (2018)
A £1,127
B £1,315
C £1,503
D £1,691
E £2,067
F £2,442
G £2,818
H £3,382

Can I dispute my band?

To appeal contact:

Valuation Office Agency
Queensgate House
12 Silver St
Lincoln
LN2 1EW
Lincolnshire

In 2016/17, 0 council tax challenges were made, and 0 were approved and the tax was reduced.

Stamp Duty on Boston properties

Filling in the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

The current SDLT threshold for residential properties is £125k.

Quittance's specialist post-completion team will ensure that the complex SDLT1 form is completed and submitted to HMRC without delay.

See examples for typical Boston properties:

  Average selling price (2017) Stamp Duty
Average price £165,416 £808.32
Average price (detached) £206,382 £1,627.64
Average new build £176,622 £1,032.44
If you already own another property , anywhere in the world you will be subject to a 3% stamp duty surcharge. E.g. if a second property was bought for £165,416 then the SDLT including the surcharge would be £8,270.80. .

Stamp duty relief for first-time buyers in Boston

In November 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000.

Boston conveyancing solicitors should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Boston

New build site

The risks associated with buying a leasehold property in England or Wales are well publicised. The many potential traps awaiting the unsuspecting buyer include:

  • restrictions on the use of the property
  • onerous covenants
  • ground rent multipliers
Inaccurate leasehold advice, from an inexperienced conveyancer, could have serious financial consequences.

A good conveyancing solicitor in Boston will consider possible leasehold issues, for example :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • dealing with freeholders and managing agents
  • ground rents and service charges
  • managing agent memoranda and articles of association

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Boston?

New build site

Based on Land Registry data, 6 new build houses and flats have been bought in Boston in 2018 so far. The average value of new build homes in Boston is £189,382.

The legal work for buying a new build property requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Boston needs to be conscious of local Boston considerations and will need to report to clients on a number of issues, including handling equity loan schemes and dealing with incomplete service connection agreements.

Our team of new build conveyancers are experts in working to tight developer deadlines and representing buyers to achieve the best outcome.

Conservation areas in Lincolnshire

Whether you are looking for a rural setting or Georgian architecture, purchasing property in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area building controls will affect your property.

Called Article 4 directions, these constraints could include restrictions on the removal of chimneys, restrictions on the erection of outbuildings or restrictions on joinery colour choices.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

Conservation areas in Boston include Bicker, Kirton Holme and Kirton. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Boston.

Conveyancing - Selling a property in Boston

The legal work involved in a property sale is less complicated than for a property purchase. The buyer's solicitor will carry out a detailed legal assessment on the home. Conveyancing solicitors in Boston acting for the vendor mostly just replies to the solicitor's standard and additional enquiries.

Factors that could delay or endanger the sale of your property

Obstacles, like a problematic solar panel lease, have the potential to derail your home move.

Property specialists will generally advise that vendors tackle any such problems head on.

Useful reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is significantly more involved than it is for a freehold home.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Boston. This can involve collating an up-to-date service charge statement or any information about regulations affecting the property that are not in the lease.

Estate agents are right to recommend that sellers find a property lawyer as soon as the decision is made to sell to reduce the impact of any leasehold-caused problems.

Can Quittance conveyancers act for the buyer and the seller of the same home?

SRA rules ban the same solicitor from acting on both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

If you are buying or selling a home in Boston, and we are acting for the other side, you can contact a property solicitor firm in Boston to handle your legal work.

Local Boston conveyancing solicitor directory

  • Criminal Defence Associates Limited, Stump View Suite, County Hall Business Centre, Boston, Lincolnshire, PE21 6DX
  • E A Sharpe Limited, 5 Main Ridge West, Boston, Lincolnshire, PE21 6QQ
  • Morley Brown & Co, 2 Main Ridge West, Boston, Lincolnshire, PE21 6QH
  • Chattertons Legal Services Limited, 28 Wide Bargate, Boston, Lincolnshire, PE21 6RT
  • Ringrose Law, Endeavour House, 3 Gilbert Drive, Wyberton Fen, Boston, Lincolnshire, PE21 7TR

Conveyancing - Remortgaging a property in Boston

Homeowners remortgage their home for a variety of reasons, for example the current mortgage deal coming to an end, or funding a one-off purchase. The most common reason, however, is to get a better interest rate.

A proactive conveyancing solicitor in Boston can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a key consideration when securing the rate you want.

It is vital that the property lawyer carrying out the remortgage can also represent your chosen mortgage provider. Our conveyancers are on the panel for all major lenders. So no matter whether you are switching to a fixed-rate mortgage with the NatWest or to a two-year discount with the Furness Building Society, we can help.

Gaynor Haliday, Legal researcher

About the author

Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.

Read more about this Quittance Legal Expert

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Boston home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Boston property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:

conveyancing@quittance.co.uk

Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!